Fire safety in Houses in Multiple Occupation (HMOs) is a critical concern for landlords and property managers. Fire doors play a key role in preventing fire and smoke from spreading, giving occupants valuable time to escape. However, one frequently debated aspect of fire door installation is whether smoke seals should be fitted to certain doors—particularly in kitchens, lounges, and bedrooms.
Recent fire risk assessment guidance suggests that smoke seals should not always be used in every scenario, especially when there are no smoke detectors inside certain rooms. This article will explore the latest thinking on when to install smoke seals and when to leave them out, ensuring compliance with best practice fire safety guidelines.

What Are Smoke Seals, and Why Are They Used?

Smoke seals are strips, usually made from brush or rubber-like material, that are fitted to fire doors alongside intumescent strips. While intumescent strips expand in high temperatures to block flames and hot gases, smoke seals serve a different purpose:

• They prevent smoke from passing through gaps around the door before the fire door itself is exposed to extreme heat.
• This slows the spread of toxic smoke, which is the leading cause of fire-related deaths.

Smoke seals are an essential component of fire doors in many situations, but in some cases, they can actually work against fire safety goals.

Why Smoke Seals May Be Inappropriate in Some Areas

1. Kitchen Fire Doors – The Risk of Smoke Accumulation

The kitchen is one of the highest-risk areas for fire in any HMO. Cooking activities naturally produce smoke, steam, and heat, and these can trigger fire alarms if ventilation is poor. If a kitchen fire door is completely sealed with a smoke seal, it can create a dangerous smoke trap, preventing the natural dispersal of smoke and increasing the risk of:

• Reduced visibility inside the kitchen, making it harder for occupants to exit.
• Delayed detection of a real fire, as smoke might take longer to escape into areas where smoke detectors are present.
• False alarms, which can cause occupants to disable smoke detectors out of frustration.

For these reasons, it is generally not recommended to install smoke seals on kitchen doors. The intumescent strip should remain to contain fire, but allowing smoke to escape early can actually enhance fire safety in an HMO.

2. Lounge and Other Communal Room Fire Doors

For lounge doors, the decision depends on whether a smoke detector is inside the room:

• If the lounge has a smoke detector, a smoke seal should be fitted to prevent smoke from escaping before the detector has been activated.
• If the lounge does not have a smoke detector, it is often better to leave the smoke seal off so that smoke can escape into hallways or landings where alarms are located.

3. Bedroom Fire Doors

Bedrooms in HMOs present a unique challenge because they serve as sleeping spaces, making early smoke detection essential. The guidance on smoke seals for bedroom doors depends on whether the room has a smoke detector inside:

• If a smoke detector is inside the bedroom, the fire door should be fitted with a full smoke seal to prevent early smoke leakage into common areas. This ensures the occupant is alerted before smoke spreads beyond the room.
• If there is no smoke detector inside the bedroom, smoke seals should be left off to allow smoke to escape more quickly into hallways or landings where alarms are positioned.

This approach ensures that smoke is detected as early as possible, preventing a situation where a fire is burning inside a bedroom, but smoke remains trapped for too long due to an overly sealed fire door.

Compliance and Fire Risk Assessments

Landlords and property managers should ensure that all fire safety measures align with current regulations. The Regulatory Reform (Fire Safety) Order 2005 places the responsibility on the “responsible person” to conduct regular fire risk assessments and ensure the property meets safe escape and fire containment measures.

Final Thoughts

While fire doors are a legal requirement in HMOs, how they are fitted—including whether they have smoke seals—should be guided by fire safety best practices rather than a one-size-fits-all approach. The latest thinking emphasises that smoke needs to reach detectors as quickly as possible, and sealing fire doors too tightly in the wrong places can cause unintended risks.

By understanding these nuances and ensuring fire doors are fitted correctly based on the presence of smoke detection systems, landlords can create safer living environments while remaining fully compliant with HMO fire safety regulations.

If you need expert Fire Door Fitters in London, our team is here to help. We specialise in supplying and installing fire doors that meet HMO fire safety regulations, ensuring compliance and maximum protection for your property.